The temperatures have been unusually low and pipes in the home froze for 5 days so far, making the house unusable as a short term rental. 

That's definitely a rough start to the property, but not an unusual or uncommon circumstance. 

Right now, that spread is unusually high - about 280 bps.

Then USUALLY a water department will waive a month or two of unusually high bills when you present them a repair invoice from a plumber. 

I guess my situation is a little unusual - I have a potential tenant who has filled out applications but did not disclose they have an emotional support dog until we mentioned there will be a pet deposit since there will be a dog living on the property as well.

It's not unusual for my residents to sweep the grounds and the clean the laundry rooms in between the scheduled service.

This means he will have unusually high cash flow if you find him a dependable tenant at market rate.

The rental demands are unusually high so although not on par with either Calgary or Edmonton, they aren't that far behind.

Affordable" Class C properties are pushed to CA investors but these properties don't appreciate enough (typical Indiana appreciation 2 to 3% in a Class A to B area, 2019 to 2022 was unusually high appreciation) to compensate for all my repairs and tenant issues after talking to multiple agents.  

So there is some reason for considering moving from very modest cash flow into little or no cash flow if you can confidently project no unusual expenses.